Modern Japandi 4 Bedroom Villa for Sale Leasehold in Umalas

Modern Japandi 4 Bedroom Villa for Sale Leasehold in Umalas

Umalas, Bali

$350k

Price

4

Bedrooms

61%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 302 m²
Build: 213 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $168

Cost to reproduce & long-term let

Asking price 11% above cost to reproduce — reproducing it would cost about $317k

Long-term rental alternative: ~$39k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Umalas

  • Expected occupancy of 61% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $168 sits above the Umalas median of $131.
  • Brixfox ranks its projected net yield in the top 25% of the 450 live Umalas listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2233 located in Bumbak is for sale with Leasehold ownership for EUR304,460, IDR5,948,985,325

Price
$350,000
ReportInquire
4-bedroom leasehold villa in Umalas — photo 1 of 5
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4-bedroom leasehold villa in Umalas — photo 5 of 5
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Modern Japandi 4 Bedroom Villa for Sale Leasehold in Umalas

Umalas · Ref BF-6809Source · Bali Exception · listed 29 May 2026
Asking price · Leasehold
$350,000
Listed 168 days ago
Net yield
4.5%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 38 yrs, with no resale value
Inquire about this property
  • 11% above cost to reproduce · 36% below the Umalas median for 4-bedroom villas
  • 38-year lease · 1.9% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This Umalas villa offers a 4.5% net yield based on a high-confidence model of 94 nearby Airbnb comparables.

Why
Strengths
  • •The 81/100 Brixfox score indicates a solid case for remote international investors.
  • •A long-term let alternative of 6.8% net provides a strong secondary exit strategy.
  • •The 10.4% gross yield on the all-in cost is supported by a projected annual revenue of $37,489.
Risks
  • •The leasehold has 38 years remaining with no resale value at the end of the term.
  • •Short-term letting projects 2.3 points below the 6.8% net long-term let alternative.
  • •Zoning has not been checked and the asking price is 11% above the cost to reproduce the villa.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
213 m²
Land
302 m²
Brixfox Score 81 · B+· top 50% Leasehold · 38 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 38 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.5%
$16,258 net operating income /yr
Gross yield · all-in basis
10.4%
−5.9 pts in operating costs & local taxes
After lease amortisation:1.9%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 22.3 of 38 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

5.0rating
4reviews
$212asking / night

Pro evidence

Active rental income detected

This villa is actively listed on Airbnb, asking $212/night with 4 reviews. This is a newer listing building its reputation.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$168
Expected booked rate (market-calibrated)
Expected occupancy
61%
Full-year estimate, market-calibrated
Projected annual revenue
$37,489
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.4% of price, auto-calculated
$4,881
PPAT notary (lease deed)$3,500
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$361,881
+3.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$37,489
Rental management
−$7,498
Booking channel fees
−$1,874
Utilities
−$1,874
Cleaning & laundry
−$1,874
Maintenance & repairs
−$1,874
Insurance
−$1,125
Guest supplies & consumables
−$750
Property tax (PBB)
−$612
PPh 4(2) final tax on rent
−$3,749
Net operating income
$16,258/yr
Net yield on all-in investment
4.5%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 38 yrs remaining−$9,523/yr
Net yield after lease amortisation1.9%
Payback vs remaining term22.3 yrs of 38 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 11% above cost to reproducecost ≈ $317kLow confidence
Long-term rental alternative: ~$39k/yr gross rent6.8% net yieldHigh confidence

Long-term letting projected to outperform short-term by 2.3 points.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Umalas

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Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationAverage
Emerging or secondary location
Rental YieldGood
4.5% net yield on all-in cost
OccupancyGood
61% average occupancy
Nightly RateGood
$168 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceGood
302 m² land area
ZoningAverage
Mixed (per agency) — verify in RTRW
TenureStrong
38 years remaining on lease
Stunning visuals (8/10) — commands premium nightly rates
38+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Mixed (per agency) — confirm against the official RTRW plan before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy41%$10,7363.0%
-10 pts occupancy51%$13,4973.7%
Expected61%$16,2584.5%
+10 pts occupancy71%$19,0195.3%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway38 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback22.3 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Umalas villa offers a 4.5% net yield based on a high-confidence model of 94 nearby Airbnb comparables.

Strengths
  • •The 81/100 Brixfox score indicates a solid case for remote international investors.
  • •A long-term let alternative of 6.8% net provides a strong secondary exit strategy.
  • •The 10.4% gross yield on the all-in cost is supported by a projected annual revenue of $37,489.
Risks
  • •The leasehold has 38 years remaining with no resale value at the end of the term.
  • •Short-term letting projects 2.3 points below the 6.8% net long-term let alternative.
  • •Zoning has not been checked and the asking price is 11% above the cost to reproduce the villa.

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.